# 2 bedroom flat for sale (TN31 7JN) ## Property Details | Key | Value | |-----|-------| | Address | 86B, HIGH STREET, RYE, EAST SUSSEX TN31 7JN | | Price | £350,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Last sold | £305,000 Dec 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** E - **Potential rating:** C - **Expiry date:** 01/04/2036 - **Current heating cost:** £1,641/year - **Est. upgrade cost to C:** £16,500 ### Recommendations - Q (£7,500 - £11,000) - D (£150 - £250) - L2 (£1,200 - £2,400) - O (£4,500 - £6,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0360-2982-5640-2806-2055) ## Description Tucked away on the second floor in the very heart of Rye’s historic citadel, this deceptively spacious apartment offers an exceptional blend of character, comfort, and convenience. Beautifully arranged, the accommodation centres around an impressive open-plan living, dining, and kitchen space, perfect for both relaxed everyday living and entertaining. There are two generous double bedrooms, with the principal bedroom benefitting from its own en-suite shower room, while a stylish contemporary bathroom serves the second bedroom and guests. Whether as a comfortable main residence, an idyllic lock-up-and-leave holiday home, or a lucrative rental investment, this apartment offers exceptional versatility. Rye’s enduring popularity as a vibrant, year-round tourist destination underpins strong and consistent demand for holiday accommodation, making it an especially attractive proposition for those seeking a holiday let or income-generating asset. Positioned along the historic High Street, the apartment enjoys delightful views down Market Road towards open countryside, while being just moments from an excellent selection of independent shops and eateries. The railway station is within easy walking distance, providing regular connections to Brighton and Ashford, with onward high-speed links to London, perfectly balancing coastal charm with excellent connectivity. ## Property Photos - ![Photo](/listings/photos/174759536/1118510) - ![Photo](/listings/photos/174759536/1118511) - ![Photo](/listings/photos/174759536/1118512) - ![Photo](/listings/photos/174759536/1118514) - ![Photo](/listings/photos/174759536/1118515) - ![Photo](/listings/photos/174759536/1118516) - ![Photo](/listings/photos/174759536/1118517) - ![Photo](/listings/photos/174759536/1118519) - ![Photo](/listings/photos/174759536/1118521) - ![Photo](/listings/photos/174759536/1118523) - ![Photo](/listings/photos/174759536/1118525) - ![Photo](/listings/photos/174759536/1118526) - ![Photo](/listings/photos/174759536/1118527) - ![Photo](/listings/photos/174759536/1118528) - ![Photo](/listings/photos/174759536/1118529) - ![Photo](/listings/photos/174759536/1118530) ## Floorplans - ![All](/listings/photos/174759536/1118531) - All ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 86B HIGH STREET, RYE, ROTHER, EAST SUSSEX, TN31 7JN | £305,000 | 07/12/2021 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | THE OLD GRAMMAR SCHOOL FLAT ONE HIGH STREET, RYE, ROTHER, EAST SUSSEX, TN31 7JF | £245,000 | 05/09/2022 | Flat | | 9 MERYON COURT, RYE, ROTHER, EAST SUSSEX, TN31 7LY | £205,000 | 03/08/2022 | Flat | **Area average:** £225,000 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £191,071 (7 Flat, TN31, 2024–2026) - **Deviation:** +83.2% ## Rental Range *ONS Price Index of Private Rents (Rother). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,049/mo - **Realistic:** £1,165/mo - **Optimistic:** £1,282/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Ashford (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £848/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 2 Bed End Terrace, Rye, TN31 | £1,000/mo | 2 | 0.13 miles | OpenRent | | 2 Bed Terraced House, Tower Street, TN31 | £1,400/mo | 2 | 0.18 miles | OpenRent | | 2 Bed Terraced House, Tower Street, TN31 | £1,250/mo | 2 | 0.19 miles | OpenRent | | 2 Bed Flat, Winchelsea Road, TN31 | £900/mo | 2 | 0.19 miles | OpenRent | | 2 Bed Flat, Winchelsea Road, TN31 | £1,150/mo | 2 | 0.19 miles | OpenRent | **Average rent: £1,140/mo (5 listings)** ## 1% Rule - **Rent ratio:** 0.33% (weak for cashflow) - **Max investor price (0.8%):** £143,750 - **Target investor price (1%):** £115,000 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £1,150/mo).* - **Gross yield:** 3.9% - **Cost-to-rent:** 25.4× - **Monthly cashflow:** £-368/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.4% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Price per Square Metre - **£/m²:** £3,608/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -22.7% ## House Price Index (HM Land Registry) *Official index for Rother; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -3.5% - **5y growth (index):** 3.7% - **10y growth (index):** 28.1% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)